This is our March 2026 report, kept as a historical record. The luxury index figures below match the locked Q1 2026 Keenan Luxury Market Report. For current figures, see the Austin Housing Market July 2026 report or our live Austin market report.
Austin's luxury market read $656 per square foot in Q1 2026 on the Keenan Luxury Market Index (reading 105.0, base 2021-Q1=100), down 3.5% year over year. That softening was real, and it was concentrated in the $2M-$3M band, which fell 4.3% to $594. The bright spot was the $3M-$5M band, up 2.4% to $784 per square foot - its highest Q1 median in the series. The $5M-$10M band came in at $999 per square foot, down 0.9% - close to flat in the thinnest band, where a handful of closings can move the number.
The Austin housing market in March 2026 is sending mixed signals - and that's actually useful information if you know how to read it. The Keenan Group tracks these signals across every Austin neighborhood. Inventory is up, price growth has moderated, and buyers have more negotiating room than they've had in years. But certain neighborhoods and price points are still moving fast.
Here's what the data shows as of Q1 2026, and what it means for your next move.
"This is the healthiest market we've seen in five years. Buyers have choices, sellers are getting fair prices, and the panic in both directions has calmed down. We closed 15 transactions in Q1 2026, and every one felt balanced." --- Joe Keenan, Broker Associate, #1 ABOR Team 2024
March 2026 Market Snapshot
| Metric | March 2026 | Year-over-Year Change |
|---|---|---|
| Median home price (Austin metro) | ~$550,000 | +2.1% |
| Luxury segment ($1.5M+) | $2.1M median | - |
| Luxury $/sqft (KLMI composite, $2M-$10M) | $656/sqft | -3.5% YoY |
| Average days on market | 45 | +5 days |
| Active inventory | 6,800+ listings | +18% |
| Months of supply | 3.2 months | Up from 2.4 |
| New listings (monthly) | 3,400+ | +12% |
| Closed sales | 2,100+ | +6% |
Source: Austin Board of Realtors, MLS data. Luxury segment tracked separately by our team across Travis, Williamson, and Hays counties. The luxury year-over-year figure is the Keenan Luxury Market Index composite (price per square foot, $2M-$10M universe), per the locked Q1 2026 report.
Price Trends: Moderate Growth, Not a Correction
Austin's median home price has climbed roughly 2% year-over-year to approximately $550,000 across the metro. That's a big departure from the 15-20% annual jumps of 2021-2022, but it's also not the decline some predicted.
What's driving prices:
- Population growth continues. Austin added roughly 50,000 new residents in 2025, per the Census Bureau.
- Tech employment has stabilized after the 2023-2024 layoff cycle. Tesla, Apple, Oracle, and Google all have significant Austin operations.
- Mortgage rates in the low-to-mid 6% range have become the new normal as of Q1 2026. Buyers have adjusted expectations.
The luxury segment tells a different story - a softer one. On the Keenan Luxury Market Index, luxury price per square foot finished Q1 2026 down 3.5% year over year. The $3M-$5M band was the only tier appreciating, up 2.4%, while the $2M-$3M band fell 4.3% and the $5M-$10M band was close to flat at -0.9%. Even so, limited supply in established luxury neighborhoods like Westlake Hills, Barton Creek, and Tarrytown keeps competition strong for the right homes at the top end.
Inventory: More Choices, But Not Everywhere
Active listings are up 18% compared to a year ago, giving buyers more options than they've had since 2020. But that increase isn't evenly distributed.
Where inventory is growing fastest:
- Suburban new construction in Cedar Park, Round Rock, and Georgetown - builders are delivering homes and offering incentives
- Condos and townhomes in Downtown Austin and East Austin
- Mid-range homes ($400K-$700K) in North Austin and Pflugerville
Where inventory remains tight:
- Established luxury neighborhoods in West Austin ($1.5M+)
- Waterfront properties on Lake Austin - always limited
- Homes in Eanes ISD under $1.5M (high demand, very few listings)
- New construction luxury in Spanish Oaks, Seven Oaks, and Mirador
What This Means for Buyers
If you've been waiting for the market to "crash" before buying, that scenario hasn't materialized - and most economists don't expect it to. But March 2026 is a genuinely good time to be a buyer in Austin for several reasons:
- More inventory means less pressure. You can tour homes, compare options, and negotiate without the 48-hour offer deadlines of 2021-2022.
- Sellers are contributing to closing costs again. We're seeing 1-2% seller concessions on roughly 40% of transactions. Combined with Austin's property tax rates and available homestead exemptions, the total cost of ownership is more manageable than headlines suggest.
- Rate buydowns are common. Builders and some sellers are offering 2-1 buydowns to reduce your effective rate in years one and two.
- Inspection contingencies are back. Almost every contract includes a standard option period now. No more waiving inspections to win a bidding war.
Focus on neighborhoods where you want to live long-term. Trying to time the bottom of any market is a losing strategy. The difference between buying today and buying six months from now is a rounding error over a 10-year hold.
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What This Means for Sellers
The days of listing a home on Thursday and having five offers by Monday are mostly gone outside a few hot pockets. But well-priced, well-presented homes are still selling.
What's working for sellers in March 2026:
- Pricing accurately from day one. Homes priced at or slightly below market value are selling in 20-30 days. Overpriced homes are sitting 90+ days and eventually selling below where they would have started.
- Pre-listing preparation matters more. Professional staging, photography, and pre-inspections are differentiators when buyers have choices.
- The luxury market is still competitive. If you own a home in Westlake Hills, Tarrytown, or Barton Creek priced under $3M, you're likely to see multiple interested buyers.
"The number one mistake I see sellers make in Q1 2026 is pricing based on what their neighbor got in 2022. That market is gone. Price for today's market, stage the home properly, and you'll sell in 30 days or less. Overprice it and you're looking at 90+ days and a price reduction that nets you less." --- Cara Keenan, CLHMS, Million Dollar Guild
** Don't mistake a slower market for a bad market. Austin's fundamentals - job growth, population growth, quality of life - are still strong. Homes that show well and are priced right are selling at or near asking price.
Neighborhood-Level Breakdown
The Austin metro is not one market. Here's how five key areas are performing:
| Neighborhood | Median Price | DOM | YoY Price Change | Inventory |
|---|---|---|---|---|
| Westlake Hills | $2.4M | 35 | +5.2% | Low |
| Northwest Hills | $875K | 28 | +3.1% | Moderate |
| Tarrytown | $1.6M | 32 | +4.0% | Low |
| Cedar Park | $480K | 52 | +1.2% | High |
| East Austin | $620K | 55 | -0.5% | High |
Northwest Hills remains one of Austin's best value propositions in the luxury-adjacent space - strong schools (Anderson High School), central location, and prices well below neighboring Westlake Hills.
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2026 Outlook: Where Things Are Headed
Predicting real estate markets is a fool's errand, but here's what the data and local indicators suggest for the rest of 2026:
- Mortgage rates: The Fed has signaled potential rate cuts later in 2026. If rates drop below 6%, expect a meaningful increase in buyer activity and upward price pressure.
- Inventory: New construction deliveries will continue adding supply in suburban areas. Established neighborhoods will stay tight.
- Luxury segment: Q1 was soft - the index composite fell 3.5%, with $3M-$5M the only appreciating band. Expect pricing discipline to matter more than momentum in West Austin. The supply constraint is structural, not cyclical, which limits the downside but does not guarantee gains.
- Tech employment: Samsung's fab expansion, Tesla's continued growth, and Apple's campus buildout should support housing demand through 2027.
The bottom line: Austin isn't the frenzied market of 2021, and that's a healthy thing. Buyers have room to breathe. Sellers need to be realistic on price. And both sides benefit from the city's continued growth trajectory.
For the most current data on any Austin neighborhood, visit our Market Report page, browse our best neighborhoods in Austin guide, or contact our team for a personalized analysis.
Frequently Asked Questions
Is the Austin housing market going down in 2026?
Not broadly. Austin metro home prices are up approximately 2% year-over-year as of March 2026. The luxury segment is the soft spot: the Keenan Luxury Market Index finished Q1 2026 down 3.5% year over year on a price-per-square-foot basis, with the $3M-$5M band the only tier appreciating, at 2.4%. Price growth has moderated significantly from the double-digit gains of 2021-2022, and while the broader metro is not declining, luxury price per square foot did. Inventory has increased, giving buyers more options and negotiating power, but Austin's job growth and population growth continue to support housing demand.
Is it a good time to buy a house in Austin?
March 2026 offers favorable conditions for buyers compared to recent years. Inventory is up 18%, sellers are contributing to closing costs, and inspection contingencies are standard again. Mortgage rates in the low-to-mid 6% range are higher than the pandemic lows but may decrease if the Fed cuts rates later this year. The best strategy is to focus on neighborhoods that match your lifestyle and hold long-term rather than trying to time the market.
What is the median home price in Austin in 2026?
The median home price across the Austin metro area is approximately $550,000 as of March 2026. The luxury segment ($1.5M+) has a median of about $2.1M. Prices vary significantly by neighborhood - from $480K in Cedar Park to $2.4M in Westlake Hills. Eanes ISD and West Austin neighborhoods consistently command the highest prices.
How long are homes sitting on the market in Austin?
The average days on market in Austin is 45 as of March 2026, up from 40 days a year ago. Well-priced homes in desirable neighborhoods like Westlake Hills, Tarrytown, and Northwest Hills are selling in 28-35 days. Overpriced homes or those in areas with high new construction inventory can sit 90+ days.
What Austin neighborhoods are appreciating the fastest?
Westlake Hills (+5.2%), Tarrytown (+4.0%), and Northwest Hills (+3.1%) are among the fastest-appreciating Austin neighborhoods in early 2026, measured by neighborhood median sale price - a different measure than the luxury index's price-per-square-foot bands, which softened in Q1. The luxury West Austin corridor benefits from limited buildable land, top-rated Eanes ISD schools, and proximity to downtown. Suburban areas with heavy new construction, like East Austin, are seeing flat or slightly negative price movement as builders compete on incentives.
Should I sell my Austin home in 2026?
If your home is in a desirable neighborhood and priced accurately, 2026 is a reasonable time to sell. Inventory is higher than recent years, so presentation and pricing matter more. Homes that are staged, photographed professionally, and priced at market value are selling in 20-30 days. In the luxury market ($1.5M+), the Q1 index composite softened, which makes accurate pricing matter even more at the top end. Overpricing is the biggest mistake sellers make in this market - it leads to extended time on market and eventual price reductions that net less than pricing correctly from day one.
Ready to take the next step? Get a home valuation if you are considering selling, explore buyer resources if you are searching, or review the Keenan Group's track record across 1,000+ Austin transactions.
FAQ
What is the Austin luxury market doing in spring 2026?
It read soft at the composite level. The Keenan Luxury Market Index finished Q1 2026 at $656 per square foot (index 105.0), down 3.5% year over year. Two of the three price bands declined - the $2M-$3M band fell 4.3% to $594, and the $5M-$10M band slipped 0.9% to $999, close to flat in the thinnest band - while the $3M-$5M band rose 2.4% to $784. The full locked record is in our Q1 2026 report.
Are Austin sellers still getting their asking price in 2026?
Close to it, with negotiation. In Q1 2026 the gap between original list price and closing price rewarded accurate pricing from day one. Overpriced luxury listings sat, and the longer market time gave buyers room to negotiate. For the locked quarterly numbers, see our Q1 2026 report.
For the current Austin luxury market, see the live Keenan Luxury Market Index on our Market Report - the named, citeable benchmark we track across Austin's luxury micro-markets.
